Norbryght Lodge SOUTH GODSTONE SURREY

Norbryght Lodge SOUTH GODSTONE SURREY

Norbryght Lodge SOUTH GODSTONE SURREY An extended 19th century detached property, full of character and set in a semi-rural location Ground Floor Entrance hall Sitting room Dining room Family room Kitchen/breakfast room Utility room Cloakroom First Floor Master bedroom with ensuite shower room Additional bedroom suite 3 further bedrooms Family bathroom Externally Oak framed open double garage Stable and store room Greenhouse Paddock Gardens and grounds In all about 1.4 acres Godstone station 1.3 miles (by foot) Godstone village 2.5 miles Caterham station 5.1 miles Oxted station 4.7 miles Gatwick 10.2 miles London 22.7 miles (All distances approximate) These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text.

Situation The property is approached off a private driveway leading from Tilburstow Hill Road. The house is conveniently situated about 1.3 miles from Godstone station, by foot, or 2.5 miles from Godstone village, which provides good local shopping facilities and services for every day needs. The larger centres of Reigate and Oxted are just a short drive, with Central London just 22.7 miles away, all providing more extensive facilities. Norbryght Lodge has excellent communications, with the A22 providing easy access to the M25 which in turn offers quick access to Central London and Heathrow Airport. Equally the M23 provides fast access to Gatwick Airport and the south coast. There are fast and frequent trains which provide easy daily travel to London, from Redhill or Oxted to Victoria and London Bridge. There are a wide variety of sporting facilities in the area including golf at the Royal Ashdown, Tandridge, and Holtye as well as racing at Lingfield and Epsom. There is a wide variety of excellent local schools in the area, which include prep schools at Laverock, Hazelwood, Brambletye, Ashdown House and The Hawthorns at Bletchingley, as well as public schools at Woldingham, Tonbridge and Sevenoaks.

Description Norbryght Lodge is a beautiful property believed to date from the 1830s, with later additions. The house is situated on the fringe of the village of South Godstone. The vendors have refurbished and modernised throughout, to an exceptional standard. Ground floor A porch houses the front door, which opens into the impressive entrance hall, which is lined with bookshelves and a period feature bread oven. Off the entrance hall are the principal reception rooms. The triple aspect sitting room has views over the paddock and gardens to the front, side and rear of the house. The vendors have incorporated a beautiful wooden surround with the original open brick fireplace. The family room provides an additional living space and has a useful wood burning stove. The kitchen/ breakfast room is a superb room, offering ample space for living and entertaining. The kitchen is comprehensively fitted with an attractive range of units underneath dark granite worksurfaces. Of particular note are the integrated appliances, in particular the warming draw. The south side of the house was extended by the previous owners. In this section of the house there is a spacious dining room, a utility room and a cloakroom/shower room.

First floor An oak staircase leads to the first floor landing, off which the bedroom accommodation is accessed. There are two double bedrooms with ensuite shower rooms, either one could be considered the master bedroom. Both rooms are spacious with double aspect windows and views over the front garden. There are three further bedrooms, with a range of built in cupboards. One of these bedrooms is currently used as a study. The large family bathroom has a bath and separate shower cubicle, and also benefits from delightful views. The first floor accommodation is extremely well-appointed and versatile. Externally Norbryght Lodge is approached through a substantial gate, via a gravel driveway. The driveway leads to an attractive oak framed open garage, with parking space for two vehicles. There is ample parking space for additional vehicles on the gravel. The gardens and grounds are well maintained by the vendors, with a range of attractive mature shrubs and trees. Great attention has been paid to fencing and landscaping the different rooms of the garden, to make use of the 1.4 acres. There is a greenhouse, as well as a number of terraces for alfresco dining. A large proportion of the garden is laid to lawn. The gardens and grounds are a charming feature of the property. On the right hand side, as you turn off Tilburstow Hill Road into the property, is a separate paddock with stabling and a storeroom. The paddock is currently used as a vegetable garden, but the space is extremely versatile. Local Authority Tandridge District Council, 01883 722000 Fixtures and fittings Items known as vendor s fixtures and fittings are specifically excluded from the sale but may be made available to a purchaser by separate negotiation. Directions From the M25 leave at junction 6 signed to East Grinstead and take the second exit at the roundabout onto the B2235 heading towards Godstone village. At the next roundabout continue straight over, carrying on through Godstone until you see The Bell Inn on your right. A short distance after this, where the road comes to a fork, take the right hand turn down Tilburstow Hill Road and continue for 1.5 miles. Norbryght Lodge can be found on the right hand side of the road, turn into the country track and you will find the gate to the property on the left hand side. Postcode RH9 8NA Services Water 3 Mains Electricity 3 Mains Gas 3 Mains Central Heating 3 Gas Fired Drainage 3 Private Klargester BA-BB Managed Flow Biodisc system

Approximate Gross Internal Floor Area House: 218.7 sq.m (2354 sq.ft.) Garage: 28.0 sq.m (301 sq.ft.) Stables: 20.4 sq.m (219 sq.ft.) This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars Store Room Stable 11'11'' x 11'11'' (3.65m x 3.65m) 19'3'' x 15'0'' (5.88m x 4.59m) 14'1'' x 10'9'' (4.30m x 3.29m) 10'6'' x 9'7'' (3.22m x 2.94m) First Floor 10'1'' x 8'0'' (3.08m x 2.45m) Open Garage 10'5'' x 7'5'' (3.18m x 2.27m) 18'2'' x 17'4'' (5.54m x 5.28m) Dining Room 19'3'' x 10'2'' (5.88m x 3.11m) Utility Room Kitchen / Breakfast Room 18'6'' x 16'11'' (5.64m x 5.15m) Entrance Hall 12'11'' x 8'9'' (3.94m x 2.68m) Family Room 12'11'' x 12'6'' (3.96m x 3.81m) Sitting Room 15'8'' x 14'3'' (4.79m x 4.34m) Wood Store Ground Floor 01732 744477 113-117 High Street, Sevenoaks, Kent. TN13 1UP sevenoaks@knightfrank.com KnightFrank.co.uk Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing ( information ) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Viewing by appointment only. Particulars dated February 2017. Photographs dated April 2016 and February 2017. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names. Energy Efficiency Rating 44 93